My fiance and I are hoping to buy a 2 bedroom flat in Gosforth with a homeloan from Platform Home Loans Ltd.We like our Gosforth conveyancing solicitor but Platform Home Loans Ltd advised that his firm is not listed on their approved list of firms. It seems we have no choice but to instruct a Platform Home Loans Ltd panel lawyer or retain our high street solicitor and fork out for a Platform Home Loans Ltd panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Platform Home Loans Ltd use our lawyer?

No, not really. The loan offered to you contains terms and conditions, a common one being that solicitors must be on the Platform Home Loans Ltd approved list. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Platform Home Loans Ltd

A relative pointed out to me me that in purchasing a property in Gosforth there could be various restrictions preventing external alterations to the property. Is this right?

There are a number of properties in Gosforth which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Gosforth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am planning to move house in July. Should my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you recommend a removal company in Gosforth. Conveyancing firm was chosen before I stumbled across your page.

On the day of completion you can collect the house keys from your estate agent but this can only take place after the vendors conveyancers advise the agent that they have the completion monies and the keys can be collected. Subsequently you will need to inform the removal men that they can start moving you in. We do not suggest a particular removal company but can help you choose a residential property solicitor in Gosforth or a lawyer with expertise in conveyancing in Gosforth.

We are purchasing a terrace house in Gosforth. We would like to convert the garage to an office at the property.Will legal conveyancing on the property involve enquiries to determine if these works are permitted?

Your solicitor will review the deeds as conveyancing in Gosforth can sometimes identify restrictions in the title documents which prohibit categories of changes or need the permission of a 3rd party. Certain extensions require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.

Will my lawyer be making enquiries about flooding during the conveyancing in Gosforth.

Flooding is a growing risk for lawyers dealing with homes in Gosforth. There are those who purchase a property in Gosforth, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, however there are a number of checks that can be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in Gosforth. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to discover if the property has suffered from flooding. In the event that the premises has been flooded in past which is not revealed by the seller, then a buyer may commence a claim for damages as a result of such an inaccurate answer. The purchaser’s conveyancers should also order an enviro report. This should reveal whether there is a recorded flood risk. If so, further investigations will need to be conducted.

The deeds to our house can not be found. The conveyancers who conducted the conveyancing in Gosforth 4 years ago no longer exist. What are my next steps?

In today’s world there are duplicates made of almost everything, and your solicitor will know exactly where to locate all the relevant paperwork so you may purchase or sell your property without a hitch. Where duplicates can’t be found, your solicitor can arrange cover in the form of insurance or indemnities against possible claims on your property.

Just had an offer accepted on a new build apartment in Gosforth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Gosforth

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.